Casa indipendente
Porzione di fabbricato da ristrutturare con corte privata e terreni boschivi a Montegrino Valtravaglia Nel nucleo antico di Montegrino Valtravaglia proponiamo in vendita una porzione di fabbricato disposta su due livelli, con corte privata e doppio accesso dalle vie centrali del paese. L’immobile richiede una…
What it really costs
See what needs doing and what each job costs
This is a full restoration project: at €32,000 for 102 sqm the asking price is €314/sqm, but with an estimated €1,100/sqm renovation the effective cost is about €1,414/sqm. That sits far above the low-stock baseline of €575/sqm for Lombardia country houses, but the absolute entry price is low and the listing offers a private courtyard in the old village core with 29 photos and no obvious legal red flags.
More on the house and the area
There is genuine old-stone village character here, and the private internal courtyard could become very atmospheric. But the real photos show a full renovation project rather than a usable home today, with rough interiors and overgrown exterior spaces. At €32k for 102 sqm it has dream potential, yet the current condition keeps it out of the higher wow bands.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€40,000 – €60,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- complete renovation project
- only renderings show the finished beauty
- current interiors are rough and partly neglected
- livability is not immediate
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 71/100The cluster is in the Valcuvia, with the pre-Alpine ridges of the Varesotto immediately around it, including the Campo dei Fiori massif to the east and the Monte Nudo area above the valley. Lago Maggiore is within about 15 km to the west, and the area also sits near the lakes of Ghirla and Ganna to the east. Much of the nearby mountain landscape falls within the Parco Regionale Campo dei Fiori. The nearest ski area is the Forcora zone above Maccagno, roughly an hour away by road, so it is not part of the immediate setting. The nearest town of size is Luino on Lago Maggiore, with lake services, a rail connection and the main shops and weekly market for this side of the province; Varese is farther but still the main city for broader services. The area is known for wooded valleys, hiking on the pre-Alpine ridges, and small lakes between the valleys and Lago Maggiore.